The recently concluded June 2026 BTO exercise has 2 projects that everyone is talking about: the second launch at Berlayar in Bukit Merah and the first public housing development in the Lakeview area of Bishan in over 40 years.
Between them, they account for just over 3,190 units out of the total 6,952 across the 7 projects in June’s launch. Both are classified as Prime projects, which means a 10-year MOP, Singapore Citizen-only resale, and a subsidy clawback when you eventually sell.
With both projects oversubscribed, here’s how the 2 projects compared across 4 categories.
1. Key project details
| Berlayar Rise (Bukit Merah) | Lakeview Cascadia (Bishan) | |
| Highlight | Second project in Berlayar, part of the Greater Southern Waterfront | First project in Lakeview in over 40 years |
| Unit count | 1,976 | 1,221 |
| Flat mix | 2-room Flexi, 3-room, 4-room | 2-room Flexi, 4-room |
| Waiting time | 49-54 months, completion Q2-Q3 2031 | 51 months, completion Q2 2031 |
| Subsidy clawback | 14% | 10% |
| Application rate | 4x for 2-room Flexi
3.4x for 3-room 5.1x for 4-room |
4.3x for 2-room Flexi
5x for 4-room |
| Price | 2-room Flexi from $247,000
3-room from $435,000 4-room from $592,000 |
2-room Flexi from $216,000
4-room from $534,000 |
BTO blocks in Berlayar.
Image credit: HDB
Berlayar Rise offers a larger supply of units, with 1,976 units compared with 1,221 at Lakeview Cascadia, giving applicants a slight edge in ballot odds. Berlayar’s flat mix ranges from 2-room Flexi to 4-room, giving it an advantage for smaller families seeking a 3-room option. The project includes 6 residential blocks ranging from 33 to 49 storeys, giving residents a high-rise view of the Southern Waterfront.
In contrast, Lakeview Cascadia offers only 2-room Flexi and 4-room flats. The project comprises 5 residential blocks ranging from 18 to 40 storeys, with 50 rental units distributed across 2 of these blocks.
Lakeview Cascadia BTO project.
Image credit: HDB
On pricing, Berlayar Rise’s 4-room units started at $592,000, while Lakeview Cascadia’s began at $534,000, creating a $58,000 difference for both Prime projects.
However, Berlayar Rise has a higher subsidy clawback at 14%, matching Berlayar Residences’ 14% rate from October 2025, while Lakeview Cascadia offers a more affordable long-term option with a 10% clawback rate.
Demand for both projects turned out to be more competitive than many expected. Berlayar Rise recorded a 5.1x application rate for its 4-room flats, up sharply from the 3.1x seen at Berlayar Residences during the October 2025 BTO exercise. Its 2-room Flexi and 3-room flats also saw healthy demand, with application rates of 4.0x and 3.4x respectively.
Lakeview Cascadia proved even harder to secure. Its 4-room flats received 5 applications for every unit, while its 2-room Flexi units were oversubscribed by 4.3x. That made it the most oversubscribed Prime project in the June 2026 BTO launch, likely driven by strong demand for new homes in the Upper Thomson area, where there has not been a BTO launch in about 40 years.
2. Connectivity & convenience
Map of Berlayar Rise.
Image adapted from: HDB
Berlayar Rise scores high on MRT access, with Telok Blangah MRT Station just about 100m away. Residents can reach HarbourFront Interchange in a single stop, connecting to the North-East Line and giving easy access to VivoCity, Sentosa, and the Greater Southern Waterfront once the transformation project is complete.
The estate is also designated as car-lite, making it ideal for those who prefer quieter roads and a pedestrian-friendly environment.
Map of Lakeview Cascadia.
Image adapted from: HDB
On the other hand, Marymount MRT Station is about a 6 to 7-minute walk from Lakeview Cascadia. From there, residents can connect to Bishan Interchange, providing access to Orchard and the CBD. While the walk is considered short by Singapore standards, it doesn’t quite beat Berlayar’s near-doorstep MRT convenience.
However, the project is in the centre of Singapore in a much-coveted neighbourhood, so you’re pretty much set to go anywhere from here without travelling from one end of Singapore to the other.
3. Nearby schools
Image credit: MOE Heritage Centre
Families will find several schools nearby to Berlayar Rise, including Blangah Rise Primary School, Gan Eng Seng Primary School, and Alexandra Primary School. Blangah Rise Primary falls within the 1km enrolment priority zone for the project, though it’s still about an 18-minute walk away, making a short bus ride the more practical option.
Image credit: Old Rafflesians’ Association
Unlike Berlayar Rise, Lakeview Cascadia is not within the 1km priority enrolment distance of any primary school, which could be a consideration for families with young children.
Even so, the project is surrounded by several established schools, including Catholic High School, Kuo Chuan Presbyterian Primary School, Raffles Institution, and Whitley Secondary School, making it a practical choice for households with children at different stages of their education.
4. Lifestyle & surroundings
Surroundings of the Berlayar neighbourhood.
Image credit: HDB
Berlayar Rise stands out with a waterfront address on the former Keppel Club site, offering scenic views of the Southern Ridges and Berlayar Creek. The blocks are designed with staggered heights, allowing higher-floor units facing the right direction to enjoy sights of the coastline.
Around one-fifth of the estate is dedicated to green spaces, including 4 wildlife corridors and convenient access to Labrador Nature Reserve and Berlayar Creek.
Image credit: HDB
On-site amenities include an eating house, shops, and a preschool, with a new hawker centre just across the road. VivoCity is only one MRT stop away, and residents will get an early foothold in the ongoing Greater Southern Waterfront development.
Image credit: HDB
Lakeview Cascadia offers a very different appeal, with a well-established neighbourhood. Blocks here are designed to blend in with the surrounding low-rise buildings, and upper-floor units are positioned to make the most of MacRitchie Reservoir views.
Residents also benefit from popular food haunts at the Upper Thomson dining stretch, while Shunfu Mart and Bishan-Ang Mo Kio Park are close by for daily essentials and recreation. For added convenience, the park connector along Upper Thomson Road will also be realigned for more direct access to the reservoir.
Berlayar Rise vs Lakeview Cascadia
| Berlayar Rise | Lakeview Cascadia | |
| Biggest draw | Greater Southern Waterfront location, near-doorstep MRT | Once-in-40-years location, reservoir views |
| Biggest trade-off | Highest subsidy clawback | One of the most expensive Prime projects this round |
| Appeals to | City-fringe lifestyle lovers who want walkable MRT access and waterfront living | Families prioritising proximity to top schools and a rare Upper Thomson address |
Both Berlayar Rise and Lakeview Cascadia appeal to different buyer profiles, each with distinct priorities. The Berlayar BTO is ideal for those drawn to doorstep MRT access, waterfront living, and the long-term upside of living at the Greater Southern Waterfront. Its larger supply of 1,976 units made it relatively more accessible during the ballot, appealing to homeowners who prefer city-fringe living with future growth potential.
On the other hand, Lakeview Cascadia is perfect for families who value an established neighbourhood with mature amenities. The MacRitchie Reservoir views, Upper Thomson dining stretch, and a central location with ready access to everyday essentials, make this project appealing to buyers prioritising lifestyle and a central school catchment.
Looking forward, the last BTO exercise of the year is scheduled for October and is expected to offer approximately 7,960 flats across 7 towns, including highly anticipated launches in Bayshore and Toa Payoh.
For more BTO news:
- June 2026 BTO launch: All 7 projects ranked
- June 2026 BTO launch: 2,520 units in Sembawang & Ang Mo Kio
- Toa Payoh West BTO confirmed for October 2026
Cover image adapted from: HDB
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